Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.56234, 0.01089

E11 3FD— Cann Hall, Waltham Forest

Location and area intelligence for E11 3FD, Cann Hall, Waltham Forest

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 55/100Low yield 3.13%

Best for: Families

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Strong for families — high safety and school scores

Liveability
75
Safety
80
Schools
100
Transport
55
Environment
95
Investment
54

The bottom line

E11 3FD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Toggle the things that matter to you — see how E11 3FD scores on each.

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Do you have or plan to have school-age children?
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Location

E11 3FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for E11 3FD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How E11 3FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Davies Lane Primary School

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 107.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 8 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 4 min walk

4 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

-4% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Violence & sexual offences22%
Vehicle crime14%
Burglary8%
Drug offences7%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 245m

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area51.8 m²

EPC breakdown

B
12%
C
14%

Based on 26 properties · Confidence: medium

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£129,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leytonstone Underground StationCentral line
8.2 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
3 min walk
Leytonstone High RoadNational Rail
3 min walk
Leytonstone Underground StationCentral
9 min walk
Leyton Underground StationCentral
16 min walk
Leyton Midland Road Rail StationSuffragette
19 min walk
No bus stops within 400m

43

Walkability score

192

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo49 min ↑
Canary Wharf38 min ↓
City ★36 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

24

Car parks (800m)

14

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)114
Nearest car park75m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Iceland· yes
544m
🅿️
Jubilee Pond Car Park· yes
691m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

5 min walk

70%

Recommend GP

70%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

616

Parks (1km)

41

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.5 km
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

673m

Post office

Nearby shops

Leytonstone Market645 m
Sala650 m
7 Star Traders667 m
Sainsbury's Local670 m

Nearby cafes

Matt Cup Roastery137 m
Flavaz Grill & Kitchen146 m
George's Cafe181 m
Back to Ours222 m

Nearby restaurants

Leytonstone Spice130 m
Latino Base Cafe & Restaurant153 m
Grill Chill175 m
Milano Pizza182 m

Nearby pubs

Calamity Tank140 m
The Bell217 m
Stone Mini Market330 m
Leytonstone Tavern369 m

Nearby gyms

Studio M151 m
Blueprint Fitness164 m
Muscle Hut Leytonstone435 m
Fitness Hub East London498 m

Nearby pharmacies

Burns Chemist682 m
Tesco Pharmacy1.0 km
Acheason Chemist1.1 km

Nearby health

Harrow Road GP Practice470 m
Park Vue Dental Practice688 m
I. E. Barmania's Dental Practice735 m
Hampton Surgery748 m
Food hygiene (5-star)40% of 124

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

F1.61 LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

40.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,225m
Crossrail 2 route5,652m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,724 nationally

1,696

Est. population

22,253/km²

62%

Employed

42%

Degree educated

£44,800

Median income

9.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

30%
25%
25%
Under 1830%
18–3425%
35–4925%
50–6413%
65+7%

Tenure

14%
21%
28%
36%
Own outright14%
Own (mortgage)21%
Private rent28%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

26%
17%
28%
17%
White British27%
White Other17%
Asian28%
Black17%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household48%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent36%
Private rent29%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11106 homes
completed
Former Hills Garage, 568-588, Former Hills Garage, 568-588, High Road, Leytonstone, E1161 homes
completed
675-683, 675-683, High Road, Leytonstone, E1141 homes
completed
Indian Muslim Federation Hall, 40 & 41, Indian Muslim Federation Hall, 40 & 41, Trinity Close, Leytonstone, E11 4RP37 homes
completed
1 Sansom Road, Leytonstone, London, E11 3HD, Former Lansdowne Road Car Park, E11 3HD31 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.3%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sally LittlejohnLabour
Kischa GreenLabour
Keith RaynerLabour

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Key facts for E11 3FD

Full postcodeE11 3FD
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.562341
Longitude0.010888
Parliamentary constituencyLeyton and Wanstead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey